10-15-18 EICHLERS Attachment 2 - Redline OEDS22 City of Orange Eichler Design Standards
ALTERATIONS AND ADDITIONS
Maintenance includes repair of materials in place to ensure their
longest possible lifespan. Alterations may include changes to the
original material or feature or replacement with in-kind or compatible
materials or features. Alterations may also include the introduction
of new features or systems to ensure the longevity and relevance of
the entire building, such as gutter systems to protect the building from
water damage, or new air-conditioning systems to meet contemporary
climate control standards.
Additions are those projects which result in an increase of building
square footage and/or the alteration of a roof form. Additions may also
include added or expanded rooms, or detached accessory structures
like garages or Accessory Dwelling Units (ADUs). The OEDS provide
guidance for horizontal additions, which maintain the single-story form,
and are located either to the side or rear of the house. The OEDS
include additional limitations of vertical additions on existing homes
that affect the original roof form, such as tall coverings over atrium
openings or second-story additions.
NEW BUILDING (INFILL) CONSTRUCTION
Few opportunities for new single-family residence construction within
Orange’s Eichler tracts are anticipated, as all existing lots feature an
Eichler home. Unforeseen circumstances however, such as fires or
natural disasters, could result in the need to replace an existing home
and construct a new building within the boundaries of an Eichler historic
district.
As historic districts, demolition of any building in the Eichler tracts is
subject to the Orange Municipal Code (OMC) and requires Demolition
Review. The proposed replacement project must be reviewed and
approved prior to issuance of a demolition permit. The demolition
of either contributing or non-contributing homes within the Orange
Eichler neighborhoods will be subject to the Design Review process.
Demolition of contributors will require an associated environmental
Vertical additions (shaded in orange) on one-story Eichler homes can change
their character.
review document under the California Environmental Quality Act
(CEQA). When applicable, the CEQA document and associated project
may require review by the Planning Commission or City Council. If you
are proposing demolition of a contributing structure, please contact
Planning Division staff early in the project planning stage.
84 City of Orange Eichler Design Standards
5.1 ADDITIONS AND ACCESSORY STRUCTURES
Additions to houses may extend horizontally or vertically (typically two
stories), or be detached as accessory structures; accessory dwelling
units can be attached or detached. The development standards for
single family residential zones in the Orange Municipal Code Chapter
17 govern where additions and accessory structures can be constructed
within the front, side, and rear yards, and minimum required setbacks
and maximum allowable floor area ratios. Depending upon the size,
configuration, and existing build-out of any property, larger additions
may be possible where allowed under the development standards and
the OEDS.
CONSIDERATIONS FOR ADDITIONS AND ACCESSORY STRUCTURES
New additions to Eichler homes and detached accessory structures can
be appropriate when they are carefully planned. Those that are highly
visible from the street, not compatible with the surrounding scale, mass,
and style of the neighborhood, and cause extensive removal of historic
materials or features are generally inappropriate as they can negatively
affect the existing character of the community. Modest, single-story
additions and accessory structures, which are located to the sides or
rear of existing buildings, are generally more appropriate, as they
maintain and reinforce the original aesthetics of the neighborhood.
PRIVACY: The Eichler homes were originally designed to provide
maximum transparency to the outdoors, while also affording a high level
of privacy to the occupants. This was achieved through limited windows
at the front/street façade, with floor-to-ceiling walls of glass opening
onto the atrium and backyard. Whether one or two stories in height,
tall additions at the rear of Eichler homes can significantly impact the
privacy to both the interior and exterior of adjacent properties.
SECOND-STORY ADDITIONS: A vertical addition on an Eichler home has
the potential to negatively impact the simple roof forms and low-scale,
horizontal massing. Adding a second story on top of the existing house
and other alterations that extend significantly above the original roof
line are not appropriate.
There are a small number of properties within the Eichler tracts where a
new two-story addition at the back of the house or accessory structure
in the rear yard could be constructed within the required setbacks for
the single-family residential zone. In these cases, a well-placed and
thoughtful design may be possible that does not impact the character of
the house or neighborhood and does not affect the privacy of adjacent
neighbors. Any new two-story construction must shall not affect the
roof line of the original house and should be carefully placed on the
property to protect views from the street and neighbors’ houses and
yards.
As with all two-story buildings in Orange’s single-family neighborhoods,
both second-story additions on top of existing Eichler houses and new
two-story additions and accessory structures are subject to Design
Review.
86 City of Orange Eichler Design Standards
DESIGN STANDARDS FOR ADDITIONS
5.1.1 The prominence and consistency of one-story forms in the
Eichler tracts shall be preserved.
a. One-story rear additions and accessory structures are
generally appropriate.
b. Vertical additions, such as pop-ups and second-story
additions, on the roof of the original building are
inappropriateprohibited.
c. Two-story additions and accessory structures are
inappropriate, except where they are not highly visible from
the street and do not impact on the privacy of adjacent
properties. There are limited properties in the Eichler tracts
where a two-story addition or accessory structure will be
feasible.
One-story rear additions (top) and
accessory structures (bottom) are
appropriate as they are not highly visible
from the street (left)
90 City of Orange Eichler Design Standards
i. Using cladding that matches the main house is
appropriate, if a visual and/or physical break is
incorporated
ii. Cladding similar to the main house, but simpler or
slightly different in profile, dimension, pattern, or
material may be appropriate.
iii. The number of materials utilized in the addition should
be limited.
iv. Overly decorative materials are not appropriate with the
simple and limited material palette of Eichler houses.
v. Traditional materials and architectural details like
stone, stucco, or horizontal siding are generally not
appropriate.
vi. Consider the cladding materials outlined in the
Standards for New (Infill) Construction in Chapter 8.
vii. See relevant section of the Standards for Original
Eichler Features in Chapter 4 for additional guidance
on compatibility with the Eichler aesthetic.
c. The solid-to-void ratio, window and door patterns, and sill/
header heights should be considered in relation to that of
the main residence.
i. Openings on the new addition should follow a clear
and logical organizational pattern, relevant to the
historic home.
ii. Divided-light windows with small divisions are generally
not appropriate.
iii. Vinyl windows and/or doors on additions are not
appropriate.
5.1.5 Additions should limit the loss of original features and
materials.
a. Original chimneys and rear glass walls should be retained.
b. If the addition was removed in the future, the essential
form and integrity of the Eichler house should remain
unchanged.
5.1.6 Two-story additions and accessory structures may be
considered only in limited conditions where they do not
impact the character of the house or neighborhood, nor the
privacy of adjacent properties.
a. Two-story additions and accessory structures should
shall be placed away from the street and from façades
that are nearest to neighboring properties. They
should not overwhelm or visually compete with the
historic house.
b. The floor-to-ceiling heights should be similar and
compatible with those of the historic house.
c. Windows or balconies should shall not be placed to allow
views into or impact the privacy of neighboring homes
and/or exterior spaces such as rear yards and atriums.
d. Clerestory windows and skylights may provide natural light
and transparency while maintaining privacy.
e. Consider split-level additions that are partially below grade
to reduce the height of additions.